Reimbursement for breakages put right before end of tenancy inventory- how?

[sarflondon1]

My tenants broke a glass light shade, the kind that sits under a ceiling light. Anyway, I have no problem with replacing it but the agents said that if I replace it now (it will end up being a whole new light fitting) then the exit inventory will not see the damaged one and so I won't be able to recover the money for it from the tenants, so I should leave it i.e. leave the light broken for the rest of the tenancy. This sounds a bit silly, if you replace things that are broken in the middle of a tenancy can you not recover the costs at the end of the tenancy if you take photos of the broken item etc?
(I've asked my tenants a few times if they just removed the glass shade or if it's broken and they haven't replied, so I think they are just hoping I'll forget about it. They cause damage here and there and I usually only find out about it by chance when I'm round to deal with some other matter. I'd like to deal with all these things in a timely manner but would also like to ensure I'm reimbursed for their various breakages! One light fitting isn't a big deal but with the other bits and pieces it all adds up.)

[sarflondon1]

I forgot to say, other things are: they flooded the shower and left it like that for days so the water seeped through the floor to the next level. They also stuffed wierd material/ tissue down the loo so it blocked- how does one get reimbursed for the cost to put these things right, as obviously I fixed them as soon as I found out,I couldn't very well wait until the end of tenancy inventory to do that! Can I get reimbursed? Should I have got the agents to have a look as proof/ witnesses to the damage?

[Hippogriff]

Choice 1 - Tenants repair it now, at their own cost - unless they claim that it was faulty or that you broke it or that you are, somehow, liable for repair / replacement.

Choice 2 - Tenants pay for the damage (all the damage) at the end of the tenancy, you take money in exchange for putting in a new shade or light fitting.

Why are you going around all the time?

You just need to check the state of the property at the end of the tenancy, going with your Inventory, then make appropriate deductions.

[sarflondon1]

Why am i going round all the time?
I'm not, I go as little as possible as it's the last thing I wnt to do. Why do you think i am??

At the end of the inventory everything will be fine because everything (apart from the light) will have been fixed by yours truly, the lovely landlady, so they will appear, appear being the operative word here, to have been perfect tenants- that is the problem i am putting out here.

[Snorkerz]

This depends on the wording of your tenancy agreement. There is most likely a clause that says you should bill them now for the damage, and then repair it. If you bill them and they don't pay, I suspect that is a deposit issue.

However, if you put a new shade up, keep receipt, take photograph and add a note to the inventory, countersigned by tenant, you should be fine.

[Hippogriff]

At the end of the inventory everything will be fine because everything (apart from the light) will have been fixed by yours truly, the lovely landlady, so they will appear, appear being the operative word here, to have been perfect tenants- that is the problem i am putting out here.

I really don't see your problem... why does it matter how they appear? What matters is whether - after the tenancy ends - your property is in the same state it was when you let it, or you have the funds (from a deposit deduction) to get it into that state again. If you are to go around fixing things for free, then that is a choice you make... if you don't want that particular problem, don't fix things mid-tenancy (apart from those things you are responsible for). You seem to have an Agent who is working for you... take their advice, or do what you feel you must.

[sarflondon1]

Hippogriff "I don't see your problem"- I couldn't put it better myself, so please don't respond to my posts.

Snorkez- thank you, I will make sure the next tenancy agreement covers this

[mariner]

sarflondon, I suggest
1, you do not hijack another thread as per your orig 'Party' post
2. Do not create multiple threads for same T.
3 Disrespect other long-term subscribers.

We can all be irritated if good advice is ignored.

[Wannadonnadoodah]

Hippogriff "I don't see your problem"- I couldn't put it better myself, so please don't respond to my posts.

Snorkez- thank you, I will make sure the next tenancy agreement covers this

He sees 'the problem', the light is broke mid tenancy, he doesn't see your problem, which is that you want to replace it mid tenancy and charge accordingly.

The problem with the broken light should only be a problem once the tenancy has ended and it's still broken.

You could say to the tenants that you are replacing it now and want £X from them for doing so and see how that goes down. They'll either agree or disagree with it.

[theartfullodger]

Why am i going round all the time?
I'm not, I go as little as possible as it's the last thing I wnt to do. Why do you think i am??

At the end of the inventory everything will be fine because everything (apart from the light) will have been fixed by yours truly, the lovely landlady, so they will appear, appear being the operative word here, to have been perfect tenants- that is the problem i am putting out here.

You appear a tad touchy madam: Everything OK??

This is a free-for-all forum where anyone may post or comment, within forum rules. Be they landlord,agent, tenant (there's a few very knowledgeable & helpful tenants post here..- yours could be viewing) or whatever: If you want a forum where you only get replies you are happy with could you let us know what it is, please?? I've never found one...

A tenant will only "appear" as the reference you give them: An entirely honest reference - or a refusal to provide a reference - is, as you will know fine well, the best way to get that "appearance" across.

Best wishes to all, including those who disagree with me!

Cheers!